No, there is no "requirement," but a home inspector can test anything he wants to or that the client wants tested.

Does that surprise you?

Isn't the home inspector hired to examine systems and components? Yes, but there are limits.

The home inspection associations agree - there is no "requirement" to inspect some things. Clothes washing machines fall under that "requirement."

Remember too - standards are MINIMUM standards. An inspector can, at his discretion and according to the business model he has established for himself, exceed any MINIMUMS.

From ASHI- the inspector "shall" inspect "fixtures and faucets." But is NOT required to turn valves on or off, or inspect "clothes washing machine connections." Why not? Because sometimes they are not visible. A stack-able unit put inside a thin closet cannot be moved to look over or behind to see those connections.

Also, the inspector is NOT required to do anything that, in his opinion, might be dangerous or might be a "significant risk" to himself or the clients, do damage to the property or its belongings, or to move belongings blocking the way of performing a visual examination.

From INACHI - the inspector "shall" inspect the plumbing including "all fixtures and faucets, by running the water." But he is NOT required to "inspect clothes washing machines or their connections."

A home inspection has built-in deficiencies. There are simply some things that cannot or should not be inspected.

Once during a home inspection I ran the dishwasher and washing machine on their regular cycles, and began moving through the house. What I did not know, but was admitted to later by the listing agent, that the washing machine was broken and the seller was to leave a note not to test it. He didn't! The resulting flood damaged $20K of office equipment and computers in the basement.

When washing machines are not on drip pans, or look old and the connections do not appear to be in good condition, or if I CANNOT move the valve handles easily to turn off if need be, I will not run a washing machine.

But the Standards of Practice of all associations state that if a home inspector DOES NOT operate something, he must so state in the report. Fair enough.

On a recent home inspection the house had been vacant for some time.

The appliances were very old.

The washing machine was on the lower level, and looking at it and the shut-off valves, and the lack of drip pan, I expressed my reluctance to test it.

And I could not see behind to check the connections. This photo was taken by reaching the camera behind.

The Realtor insisted and turned it on when I was not there.

Hearing the resulting water flooding behind the washer and within 30 seconds I ran to it and turned it off.

But not before it drained a lot of water behind and onto the floor.

The left yellow arrow shows that the hose behind was not connected to the unit, and the right arrow shows that disconnected hose. Succinctly put, it was a mess.

The following panoramas show thermal images of just how quickly water can flow from a laundry room onto the carpet. This happened in less than 30 seconds.

The upper panorama shows the carpet on the left side of the laundry closet in front of the washing machine, and the lower one shows the opposite end of that room in front of the furnace and water heater. That water made its way around the corner and well into the living room.

Fortunately the house was on a slab and the water could not go into a lower level.

In this case the home inspector will not be blamed for this accident. He did not turn on the washing machine, and made it clear he thought it best not to.

My recommendation: sometimes your home inspector will get a "Spidey Sense" about something and advise against doing it. That could be anything - walking around an attic space, turning on or off a valve, or running an appliance. If he cannot do something he will protect your client by putting in the report that this or that needs to be examined by a different professional or demonstrated by the seller. In the end, hopefully, everyone will be happy! In the example above, my client was happy to find out that the loose washing machine connection was found BEFORE moving in, but the listing agent and sellers were NOT happy that it was tested! Another day in the life of a home inspector.

Comments

Thanks for sharing this information. Glad you have a Spidey sense about these things.

Posted by Peter Mohylsky, SoWal Is HOME., Let me help you find your path to the beach. (Gulf Place @ 30A) over 1 year ago

Absolutely true!!!

The Home inspector is NOT required to do anything that, in his opinion, might be dangerous or might be a "significant risk" to himself or the clients, do damage to the property or its belongings, or to move belongings blocking the way of performing a visual examination.

Posted by Sham Reddy, CRS (H E R Realty, Dayton, OH) over 1 year ago

Good morning, Jay Markanich washing machines, dryers and refrigerators are personal property.... should not be part of the inspection....and agents should make it clear that they are personal property....banks don't want to mortgage personal property.... keep it outside the agreement...

Posted by Barbara Todaro, Marketing Agent for The Todaro Team (RE/MAX Executive Realty ) over 1 year ago

Barbara Todaro - your comment is fascinating. We are one country with so many different procedures and policies, laws and regulations. In the DC metro area, washing machines and dryers, refrigerators and stoves are considered fixtures unless otherwise specified that they do not convey. So interesting!

Good morning Jay Markanich - what a great post - I had an inspector who wanted to put soap in the dishwasher to test it and used a big squirt of liquid Palmolive (or something like that) - The next thing I saw was a lot of bubbles oozing out of the dishwasher.... what a mess - what was he thinking! He has not done any other inspections for me!

Barbara - I have heard that in other areas of the country it is not like this, but here all appliances convey unless there is specific mention in the sales contract that they will not. So they typically get tested!

Lise - dishwasher soap has a bubble supressant for a reason! I can't believe an inspector did that! I bet I know who doesn't do dishes at his house!

And the red faced agent said what? I had an agent tell me once, "It's ok, go ahead and break that door lock so we can get in for the inspection" Ummm, nope, I will go to my truck, come get me when we can open it. She broke the lock.... and got sued!

Once when I turned the knob of a washing machine, it came off in my hand and everyone saw it. A week later I got a bill from the seller for $800 for fixing the knob. Really? I called the agent who knew fully well I did not break the knob, and sent the bill back to the guy with a note that if he tried this again my lawyer would be contacting him and we would go after him for fraud. I never heard from him again!

Frightening to me on so many levels....as a seller and as a potential buyer. What a mess. LISTEN to the inspector when he suggests NOT to run an appliance!

Posted by Sharon Tara, New Hampshire Home Stager (Sharon Tara Transformations) over 1 year ago

Jay

Excellent points here. I have never had a home inspection test drive a washer, or a dryer! I had a home inspection where the dishwasher, per the seller who was there, had not been run in 3 years. The inspector wisely declined to run it and buyers got a new DW in the deal.

Great information on risk management and the unfortunate results that can happen Jay. A homeowner tried to say the Home Inspector broke her water softener during the inspection...though he did not even touch it! Sheesh...

Thanks for stopping by Wanda. I was accused of breaking a washing machine turning knob. See comment #13 above. Sometimes people leave booby traps for the home inspector. It pays to have other people present at the inspection!

I remember asking a home inspector here if he checked/tested the washer and dryer as the buyers asked. He said no I do not turn on appliances to check them especially a washer and dryer. He did check the appliances and said they seemed ok and everything looked okay behind them.

Posted by Rebecca Gaujot, Realtor®, Lewisburg WV, the go to agent for all real estate (Vision Quest Realty) over 1 year ago

I check all the appliances very carefully, especially the dryer, Rebecca. Sometimes I check the washing machine, but not every inspection.

Great points all. It is just like someone trying to sell their house themselves instead of using a realtor. It is the realtors job to sell houses. They are professionals. It is better to listen to a home inspector because it is their job to inspect houses. They are professionals. Why hire a professional if you are just going to ignore them anyway? Great post. Thanks for sharing.